HomeMy WebLinkAbout09/12/2017C I T Y O F
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER. MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Regular Meeting Agenda
September 12, 2017
7:00 PM
Andover City Hall
City Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approve August 22, 2017 regular meeting minutes
4. Public Hearing: Variance - Reduce the lot width at the front yard setback - 643
Constance Blvd — Todd and Cindy Christensen
5. Other Business
6. Adjournment
`. ANL6
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER. MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: Approval of Minutes — August 22, 2017 Regular Meeting Minutes
DATE: September 12, 2017
REQUEST
The Planning and Zoning Commission is requested to approve the regular meeting minutes from
August 22, 2017.
2
3
4
5
6
7
8 PLANNING AND ZONING COMMISSIONMEETING —AUGUST 22, 2017
9
10
11 The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
12 called to order by Vice Chairperson Nemeth on August 22, 2017, 7:00 p.m., at the
13 Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
14
15 Commissioners present: Commissioners Timothy Cleven, Scott Hudson, Bert
16 Koehler IV, Kyle Nemeth, and Jeff Sims
17
18 Commissioners absent: Chairperson Daninger and Steve Peterson
19
20 Also present: Community Development Director, Joe Janish
21 City Planner Stephanie Hanson
22 Others
23
24
25 APPROVAL OF MINUTES
26
27 August 8, 2017, Regular Meeting
28
29 There were no changes from staff.
30
31 Vice Chairperson Nemeth requested corrections to:
32
33 - Page 3, line 1, so it reads "...zoning of the Neighborhood..."
34 - Page 3, paragraph 8, so it reads "...at this location as it has..."
35 - Page 4, last paragraph, so it reads "...if repaved will join the entrance to..."
36 - Page 5, paragraph 3, so it reads "...approved by the Council, the City could, in the
37 worst-case scenario, act to..."
38 - Page 5, paragraph 4, so it reads "...safety concerns for the residential..."
39 - Page 5, paragraph 6, so it reads "...consideration, staff research or..."
40
41 Motion by Koehler, seconded by Cleven, to approve the May 24 Regular Meeting
42 minutes as amended. Motion carried on a 4 -ayes, 0 -nays, 1 -present (Sims), 2 -absent vote
43 (Daninger and Peterson).
44
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 22, 2017
Page 2
1 PUBLIC HEARING: Conditional Use Permit (CUP) — On -Sale Liquor License —1836
2 Bunker Lake Blvd — Andover Cinema — Cinema Entertainment Corp.
3
4 Ms. Hanson presented a proposal from staff for a CUP for On -Sale Liquor License at
5 Andover Cinema. City Code 12-12 requires a CUP for liquor licenses in the GB General
6 Business District. The applicant is proposing to have liquor sales at the existing Andover
7 Cinema. Once a CUP is approved, the applicant will be required to obtain a liquor
8 license that will be issued by the City Council.
9
to The reason for the request is due to the highly competitive nature of the theatre industry.
11 Customers want to go where the amenities are present. The trend with theatres is to offer
12 beer, wine and liquor. To ensure the viability of the Andover Cinema, Cinema
13 Entertainment Corp is requesting a CUP so they can obtain a liquor license, noting that
14 several neighboring metro theatres currently have liquor licenses.
15
16 Commissioner Koehler asked if the CUP would allow for sales on the premises only.
17 Ms. Hanson replied that was correct.
18
19 Vice Chairman Nemeth inquired if there is a quota of on -sale liquor licenses for the City,
20 where the City cannot exceed "so many" establishments. Mr. Janish responded by saying
21 that some cities have limitations based on the population. He reminded the Commission
22 that the license is issued at the City Council level.
23
24 Commissioner Cleven asked for clarification regarding the percentage of food and
25 alcohol that would be sold. Ms. Hanson stated that the requirements would have to be
26 met.
27
28 The Commissioners had no further questions of staff.
29
30 There were no residents in the audience to make comment on this item or any other
31 agenda item.
32
33 Motion by Koehler, seconded by Cleven, to open the public hearing at 7:13 p.m. Motion
34 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
35
36 Tony Tillmans, Vice President of Cinema Entertainment Corp, located in Sartell,
37 Minnesota, came to the podium. He highlighted the history of their ownership of the
38 theatre and the improvements that had been made. The theatre was purchased in 2012.
39 At that time, it was in need of work and they renovated it. This August, luxury seats
40 were installed. The new seat count for the theater is 613, which is about one-half of the
41 previous amount. He confirmed that business is improving and that more theatres are
42 offering alcoholic beverages. Most customers only have one drink, because they do not
43 want to leave the theatre to get a second one during the movie. He continued by saying
44 that the theatre is not an environment to hang out in and have a happy hour. Their plan is
45 to take 10 feet of the concession stand and make it into a bar, attended by a bartender. He
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 22, 2017
Page 3
1 concluded by stating that people can choose where they want to go to a movie and they
2 want Andover Cinema to be the place of choice.
3
4 Commissioner Koehler asked if he anticipates a family showing up getting in line twice.
5 Mr. Tillmans confirmed that bar service would be separate.
6
7 Commissioner Cleven asked if staff would be trained to serve and monitor alcohol. Mr.
8 Tillmans responded that staff will observe those who are borderline in age and they will
9 have ushers monitoring those who may give drinks to underage drinkers.
10
I 1 Mr. Tillmans confirmed that a staff person would be used and they would be trained to be
12 serving alcohol. Vice Chairman Nemeth asked if there would be mixed drinks served.
13 Mr. Tillmans stated that the theatre is not wanting to be a local comer bar. At the
14 Plymouth theatre 45% of what is served is beer and 35% is mixed drinks.
15
16 There were no more questions of the applicants.
17
18 Motion by Koehler, seconded by Cleven to close the public hearing at 7:22 p.m. Motion
19 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
20
21 Motion by Koehler, seconded by Hudson to approve the Conditional Use Permit for an
22 On -Sale Liquor License on the Property located at 1836 Bunker Lake Boulevard. Motion
23 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
24
25 This matter will be heard at the September 5th Council meeting at.7:00 pm.
26
27
28 PUBLIC HEARING: Variance —Increased Size and Height of Accessory Structure —
29 15260 Nightingale St. NW— Chris Hynes
30
31 Mr. Janish stated that Mr. Hynes submitted a variance request for his property located at
32 15260 Nightingale St. NW. The request was to construct an accessory building over 15
33 feet in height and greater than fifty percent of the total square footage of the foundation
34 of the principal structure. The applicant owns 2.953 acres within the R-4 Single Family -
35 Urban zoning district. Under the current requirements, the applicant would be able to
36 construct an 1,100 -square foot accessory building. The applicant is proposing a 2,160-
37 square foot accessory building. The applicant currently stores their possessions on family
38 owned property that the City of Andover has acquired as part of the "City Campus
39 Master Plan" plan across the street from the applicant. The proposed accessory building
40 would be 23.5 feet in height. The height allows for a loft in 1/3 of the structure to allow
41 the applicant to store more items while being able to walk around without having to
42 crawl. The accessory building itself would not exceed the height of the existing home on
43 the property.
44
Regular Andover Planning and Zoning Commission Meeting
Minutes — August 22, 2017
Page 4
1 Commissioner Koehler asked if the granny flat situation pertained to this. Mr. Janish
2 stated that he believed it only applies to the R-1 district and it relates to the accessory
3 dwelling unit. He noted that this construction could influence future splits on this
4 property.
5
6 Commissioner Cleven asked, if approved, would the applicant have to apply for a
7 building permit. Mr. Janish confirmed that would be the case. He also asked about the
8 driveway placement. Mr. Janish confirmed that there would not be a second access and
9 that they would use the existing drive. There was discussion about grading due to the
10 fact that the slope drains toward that structure. Grading will be needed and that will be
l 1 part of the building permit process, looking at the elevations.
12
13 Commissioner Koehler commented that the structure should not exceed the height of the
14 home, but wondered if a change in the elevation would change that. Mr. Janish stated
15 that he did not believe that would be the case.
16
17 Commissioner Hudson asked if the siding would match. Mr. Janish confirmed that the
18 building would be of a similar color but may not be of the same materials. He was also
19 asked to point out on a map where the applicants' items were currently being stored.
20
21 Commissioner Cleven pointed out that the requested variance may not be needed in 6
22 months, if the changes in City Code that were discussed in relationship to the dog kennel
23 request, continue to move forward. That process, however, would not allow this structure
24 to be built in time before winter.
25
26 Commissioner Koehler asked if the neighbors had been notified of this hearing. Mr.
27 Janish confirmed that they had.
28
29 Commissioner Hudson asked what the proposed changes would be. Mr. Janish
3o responded that they had done research on the surrounding communities and most capped
31 accessory buildings at 1,200 square feet, and larger, for a larger parcel. This is similar to
32 what Coon Rapids is considering. Ramsey has differences in their code between MUSA
33 and non-MUSA areas. Mr. Janish projected a rough draft of a chart showing
34 comparisons of surrounding community requirements for accessory buildings that is
35 being developed at this time. There was further discussion.
36
37 Vice Chairman Nemeth asked if the City staff had heard any comments from the
38 neighbors. Mr. Janish confirmed they had not. He also asked what the sizes were of the
39 storage buildings across the street. Mr. Janish stated that he had not calculated the square
40 footage. He also asked if the owner planned to operate a business from the accessory
41 building. Mr. Janish replied no. Vice Chairman Nemeth noted that the property was
42 rezoned from R-1 to R-4 in 2002. It was clarified that Mr. Hynes did not hold the title of
43 the property before it was rezoned. He also inquired about screening requirements. Mr.
44 Janish stated there would only be screening requirements if they were tied to the size of
Regular Andover Planning and Zoning Commission Meeting
Minutes — August 22, 2017
Page 5
I the structure. He also asked if there would be driveway surface requirements and Mr.
2 Janish replied there would be none, besides what is required by the City Code.
3
4 Commissioner Cleven asked about the proposed height of the structure in comparison to
5 the home in the photo. Mr. Janish stated that this building would be shorter than the roof
6 of the home, even considering possibly 3 feet of fill to raise the foundation. Ms. Hanson
7 stated that the Engineering department would review the drainage concern.
8
9 Motion by Koehler, seconded by Cleven, to open the public hearing at 7:58 p.m. Motion
10 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
11
12 Chris Hynes, of 15260 Nightingale St. NW, came to the podium. He has lived in the
13 community for 27 years and stated that he witnessed heavy rainfall and he had driven a
14 remote -control boat in the backyard during that time. He noted the home behind him is at
15 a lower grade level.
16
17 Commissioner Koehler asked if the accessory building is for storage, why is there a need
18 for a bathroom and shower. Mr. Hynes stated that the toilet would be connected to a
19 storage tank and not hooked up to sanitary sewer and that he was no longer planning to
20 install a shower and that area would be for locked storage. He is a plumber by trade.
21
22 Mr. Hynes explained the history of the family farm and property development and
23 confirmed that the City has access to original farm buildings for storage both for summer
24 and winter. In December 2018, the City will have total ownership of the buildings.
25
26 Commissioner Koehler asked about use of the building for a business. Mr. Hynes
27 confirmed that there were no plans to use it for a dwelling or to run a business.
28
29 Vice Chairman Nemeth asked about potential future lot splits on the property. Mr. Hynes
30 confirmed there were no plans to split the property at this time and that they were the
31 sixth generation to live on the original farm place. He continued by asking about the
32 location and type of the driveway. The type of material would be limestone or something
33 approved. Mr. Hynes also clarified the size of the original buildings as: 50' x 60' for the
34 new building and 40' x 40' for the older building. He also confirmed that the tree -line
35 would remain intact as it is on the neighbors' property. As for the height, all of the
36 homes in the neighborhood would exceed the height of this structure. Mr. Hynes
37 continued by stating that he would be storing plumbing supplies in the structure and have
38 a work bench, welding equipment, and household storage. There will be a loft for extra
39 storage. Vice Chairman Nemeth also asked about the bathroom. Mr. Hynes replied that
40 the drawings were initially done in 2008 and they will be modified. Vice Chairman
41 Nemeth also asked about the siding material. Mr. Hynes confirmed his plans to use
42 standard residential siding and that his home has steel siding and he plans to match that.
43
44 No one else in the audience, beyond the applicant, was there to speak at the public
45 hearing.
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 22, 2017
Page 6
2 Motion by Koehler, seconded by Cleven, to close the public hearing at 8:10 p.m. Motion
3 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
4
5 Commissioner Koehler asked that the Council know that the Commissioners had
6 continued concerns about the height of the structure and the condition of the driveway.
7 Mr. Janish stated that he would do research and look at permits and calculate heights of
8 nearby homes and consider driveway materials further.
9
to Commissioner Sims stated that he was comfortable with how "far out" the property is and
1 l the fact that it is zoned R-4.
12
13 Commissioner Koehler commented that if the applicant built an accessory building
14 within the current Code, it would "be a kick" if the code was changed to make a larger
15 accessory building possible in upcoming months.
16
17 Commissioner Hudson agreed. He too had concern for the neighbors, but noted that they
18 were not in attendance at the meeting.
19
20 Commissioner Cleven also agreed. He felt that the size, for just storage, is not the deal,
21 but that he could not see why the applicant could not go forward. He noted that his home
22 is lower than other homes in elevation, but that would not be a concern with inspectors
23 involved. He felt he has plenty of land and that the structure would not impose a
24 hardship on the neighbors. He wanted to recognize that the family has lived there for
25 years and helped the community to grow and he felt that, as a City, they should show
26 appreciation.
27
28 Commissioner Koehler pointed out that the location of the accessory structure was due
29 east of the existing homes. This building would not compete for sun because of the
30 placement.
31
32 Vice Chairperson Nemeth stated he was in agreement with the others. He indicated that
33 he does not want to personally see a business running out of the building. His second
34 concern was the height of the building. He referred to his own roof that was 13 feet high
35 and the height of 23 feet "gave him pause." He felt if the applicant followed the site plan
36 it would be acceptable.
37
38 Motion by Koehler, seconded by Cleven to approve the variance for the increased size
39 and height of accessory structure at 15260 Nightingale St. NW. Motion carried on a 4-
40 ayes, 1 -nays (Sims), 2 -absent vote (Daninger and Peterson).
41
42 This matter will be heard at the September 5th Council meeting at 7 p.m.
43
44
Regular Andover Planning and Zoning Commission Meeting
Minutes — August 22, 2017
Page 7
1 OTHER BUSINESS
2
3 Ms. Hanson said staff is working with the City Council on the feasibility of running
4 sewer and water to the rural reserve area. The Planning and Zoning Commission will see
5 that at a future meeting. Updating of the sewer report is occurring for the Comprehensive
6 Plan. Staff will be working with the Metropolitan Council about what can and cannot be
7 done and there will be another joint work session. The building department has issued 75
s new home permits so far this year. The Estates at Arbor Oaks received their occupancy
9 permit and there will be a ribbon cutting at the end of August. CenterPoint Energy has
10 submitted a building permit for a bulk storage addition in which the Engineering
11 Department has been looking at drainage calculations.
12
13 Mr. Janish reported that the CUP for the animal training facility was approved by the City
14 Council. Residents had concerns regarding noise, however, the Council believed that the
15 City noise ordinance would cover that and so removed the hours of operation piece of the
16 resolution. The City Council did add a condition to limit the facility to canines. Legal
17 counsel advised this and the applicant was amendable to the change.
18
19
20 ADJOURNMENT
21
22 Motion Koehler, seconded by Cleven, to adjourn the meeting at 8:28 p.m. Motion
23 carried on a 5 -ayes, 0 -nays, 2 -absent vote (Daninger and Peterson).
24
25 Respectfully Submitted,
26
27
28
29 Marlene White, Recording Secretary
3o TimeSaver Ofj`'Site Secretarial, Inc.
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304
(763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: PUBLIC HEARING: Variance Request — 643 Constance Blvd NW - Todd &
Cindy Christiansen
DATE: September 12, 2017
INTRODUCTION
The property owners/applicants submitted a variance request for the property located at 643
Constance Blvd NW. The request is to reduce the required width of the lot(s) at the front yard
setback to allow for a lot split,
DISCUSSION
Variance Review
The proposed variance requests is to reduce the lot width at the front yard setback from 300 feet
to 250 feet for the purpose of subdividing the property into two (2) lots. If the Variance requests
are approved, the applicant will work with City staff to begin the process of an administrative lot
split.
The existing lot meets code requirements for lot width, depth and area. However, if the lot is
further subdivided, each lot will require a variance for lot width. Existing and proposed lot
measurements are as follows and the variances are highlighted in yellow:
Code Regulations Existing and Proposed Dimensions
Review Criteria
City Code 12-14-7 outlines criteria when considering a variance. Code states "Variances
may be granted when the applicant for the variance establishes that there are practical
difficulties in complying with the official control. "Practical difficulties" as used in
connection with the granting of a variance, means:
City Code
Regulations
R1
Proposed
Proposed
Existing
Lot A
Lot B
Lot Width at
50 ft
500 ft
250 ft
250 ft
ROW
Lot Width at
Front Yard
300 ft
500 ft
250 ft
250 ft
Setback
Lot Depth
150 ft
400 ft
400 ft
400 ft
Lot Area
2 1/2 acres
5 acres
2 %: acres
2'/: acres
Review Criteria
City Code 12-14-7 outlines criteria when considering a variance. Code states "Variances
may be granted when the applicant for the variance establishes that there are practical
difficulties in complying with the official control. "Practical difficulties" as used in
connection with the granting of a variance, means:
The property owner proposed to use the property in a reasonable manner not permitted by
an official control.
• Required lot widths at the public right-of-way is 50 feet. Forty (40) feet from the right-
of-way the lot width is required to be 300 feet. The proposed lot widths of 250 feet
provide ample access and room to construct a home while still leaving enough of a
buffer space between the neighboring properties.
2. The plight of the property owner is due to circumstances unique to the property not
created by the landowner.
• The property owner purchased the existing property in 2001; in which the lot size
remains intact and is surrounded by properties of varying sizes.
• Tax records indicate the existing home was constructed in 1934.
3. The variance, if granted, will not alter the essential character of the locality and will not
alter the rural residential character.
• The density requirement in the rural residential district is 2'/2 acre minimums per lot.
The approval of the variance will allow for the subdivision of the land that will create
2 — 2 '/z acre lots. The further subdivision of the land will be in compliance with the
density requirement in the rural residential district.
• The structure setback from neighboring properties will be a great enough distance to
retain the rural character and will be buffered by the existing vegetation.
• The lot and surrounding properties are heavily wooded. A minimal number of trees
would be removed for the construction of the new home; therefore, the rural woodsy
feel of the area will remain.
• Lot widths of neighboring properties range from 181 feet to 500+ feet. Although lot
widths vary in the area, the rural woodsy feel of the area remains intact. See attached
Proposed Lot Split Map.
• The lot is surrounded by rural lots to the north and east but is bordered by urban
development to the south and west. The properties directly south are slated as urban
development and will become an extension of Miller's Woods development in the near
future. See attached Zoning Map.
4. Economic considerations alone do not constitute practical difficulties.
The applicant is not considering the proposed variances because of economic reasons.
However, the property owners currently reside in Isanti but would like to build a home
in Andover. The intent is to eventually sell the existing home to their daughter so they
live next door to each other.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing for the variance requests,
compare the variance requests with the review criteria of City Code 12-14-7 and make a
recommendation of approval or denial based on findings of fact to the City Council. Staff
drafted resolutions with potential findings of fact the Commission may want to consider when
recommending approval or denial of the variance requests. If City Council approves the Variance
requests, then the applicant will work with staff to begin the process of the lot split.
Attachments
Resolutions of Approval and Denial
Location Map
Applicant Letter with Petition of Support
Photos
Zoning Map
Proposed Lot Split Maps
Existing Lot Width of Surrounding Properties
4eelub e,L. Hanson
City Planner
Cc: Todd & Cindy Christiansen, 462 — 273`d Avenue NW, Isanti, MN 55040
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING VARIANCES FOR PROPERTY LOCATED AT 643
CONSTANCE BLVD NW, PIN 13-32-24-23-0002, LEGALLY DESCRIBED AS:
UNPLATTED GROW TWP THAT PART OF THE SWI/4 OF NWl/4 SEC 13-32-24 ANOKA
CNTY, MN DESCAS FOL -COM AT A POINT ON THE S LINE OF THE SW1/4 OF NWl/4
A DISTOF 511.50 FT E OF THE SW CORNER OF SAID SWI/4 OF NW1/4-TH E ALONG
THE S LINE OF SAID SWI/4 OF NWI/4 A DIST OF 500 FT-TH N & PRLL WITH THE W
LINE OF SAID SWI/4 OF NWl/4 A DIST OF 435.60 FT-TH W & PRLL WITH THE S LINE
OF SAID SWIM OF NWl/4 A DIST OF500FT-TH S & PRLL WITH THE W LINE OF SAID
SWIA OF NWl/4 A DIST OF 435.60 FT TO THE POINT OF COM(SUBJ TO EASE
RESTRICTIONS & RESER-VATION S OF RECORD IF ANY), ANOKA COUNTY,
MINNESOTA.
WHEREAS, Todd and Cindy Christiansen have requested approval of variances to reduce the
width of the lot at the front yard setback; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said variances; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission
recommended approval of the variances based on the variance review criteria for granting a
variance under City Code 12-14-7 B; and
WHEREAS, City Council completed a review of the variances, along with Planning and Zoning
Commission recommendation; and
WHEREAS, City Council approves the variances to reduce the required width at the front yard
setback from 300 feet to 250 feet and 300 feet to 250 feet for the future lot split of the existing
lot; and
WHEREAS, based on the criteria for granting a variance under City Code 12-14-7B, City
Council finds the following findings of fact to support the approval of the variance requests:
• Required lot widths at the public right-of-way is 50 feet. Forty (40) feet from the right-
of-way the lot width is required to be 300 feet. The proposed lot widths of 250 feet
provide ample access and room to construct a home while still leaving enough of a
buffer space between the neighboring properties.
• The property owner purchased the existing property in 2001; in which the lot size
remains intact and is surrounded by properties of varying sizes.
0 Tax records indicate the existing home was constructed in 1934.
• The density requirement in the rural residential district is 2 %z acre minimums per lot.
The approval of the variance will allow for the subdivision of the land that will create
2 — 2 '/2 acre lots. The further subdivision of the land will be in compliance with the
density requirement in the rural residential district.
• The structure setback from neighboring properties will be a great enough distance to
retain the rural character and will be buffered by the existing vegetation.
• The lot and surrounding properties are heavily wooded. A minimal number of trees
would be removed for the construction of the new home; therefore, the rural woodsy
feel of the area will remain.
• Lot widths of neighboring properties range from 181 feet to 500+ feet. Although lot
widths vary in the area, the rural woodsy feel of the area remains intact.
• The lot is surrounded by rural lots to the north and east but is bordered by urban
development to the south and west. The properties directly south are slated as urban
development and will become an extension of Miller's Woods development in the
future.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variances with the following conditions:
1. The lot split must be approved within one year of the approval of the variances. Variance
approvals will be invalid after such time.
2. Lot split must result in two (2) 2 '/z acre lots.
3. Lot split approval is contingent upon all city requirements for lot splits is met.
Adopted by the City Council of the City of Andover this day of 2017.
ATTEST CITY OF ANDOVER
Michelle Hartner, City Clerk Julie Trude, Mayor
2
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION DENYING VARIANCES FOR PROPERTY LOCATED AT 643 CONSTANCE
BLVD NW, PIN 13-32-24-23-0002, LEGALLY DESCRIBED AS:
UNPLATTED GROW TWP THAT PART OF THE SW1/4 OF NWl/4 SEC 13-32-24 ANOKA CNTY,
MN DESCAS FOL -COM AT A POINT ON THE S LINE OF THE SWIA OF NWIA A DISTOF
511.50 FT E OF THE SW CORNER OF SAID SWIA OF NW1/4-TH E ALONG THE S LINE OF
SAID SWIA OF NWl/4 A DIST OF 500 FT-TH N & PRLL WITH THE W LINE OF SAID SWIA OF
NW 1/4 A DIST OF 435.60 FT-TH W & PRLL WITH THE S LINE OF SAID SW 1/4 OF NW 1/4 A
DIST OF50OFT-TH S & PRLL WITH THE W LINE OF SAID SWI/4 OF NWl/4 A DIST OF 435.60
FT TO THE POINT OF COM(SUBJ TO EASE RESTRICTIONS & RESER-VATION S OF RECORD
IF ANY), ANOKA COUNTY, MINNESOTA
WHEREAS, Todd and Cindy Christiansen has requested approval of variances to reduce the width of the
lot at the front yard setback; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has
conducted a public hearing on said variances; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission recommended
denial of the variances based on the variance review criteria for granting a variance under City Code 12-
14-7 B; and
WHEREAS, City Council completed a review of the variances, along with Planning and Zoning
Commission recommendation; and
WHEREAS, City Council denies the variances to reduce the required width at the front yard setback from
300 feet to 180 feet and 300 feet to 150 feet for the future lot split of the existing lot.
WHEREAS, based on the criteria for granting a variance under City Code 12-14-713, City Council finds
the following findings of fact to deny the approval of the variance requests:
INSERT FINDINGS OF FACT
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby denies
the variance requests to reduce the lot width at the front yard setback.
Adopted by the City Council of the City of Andover this day of 2017.
ATTEST CITY OF ANDOVER
Michelle Hartner, City Clerk Julie Trude, Mayor
W Constance Blvd
Variance request to reduce the width of a
lot at the front yard setback
to allow a lot split
Date Created: August 22, 2017
Disclaimer.- The provider makes no representation or warranties with respect to the reuse of this data. deal uoile301
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My Wife and I purchased the beautiful property at: 643 Constance Blvd in Andover 16 years ago with
the intent to someday build our future home. We really enjoy Andover and the convenience it has to M
offer, we like to be able to call Andover home.
Property is not located in the future KAa-siVine or a subdivided development in a neighborhood this is z -0
very rural part of Andover with lot sizes ranging from 118ft to 648ft wide, with ours being one of the Tr.
larger ones. NOTE: Please see the lot width plat map provided. The property along are east side is 300fi
with a 66ft easement reducing the usable frontage to 234ft, the property on our west side is 329ft
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leaving us no option for acquiring additional frontage, as you can see from the aerial view. ~'
NOTE: Aerial view provided. The current house was built on the east side of property which creates th C
perfect opportunity for a new home to be built on the west side giving a very nice aesthetic balance, -1p
because of the beautiful trees the current house is barely noticeable from the road, creates a wonderfu
"up north" feeling, we intend to maintain the feel with the new home.
This is a very rural part of Andover with many different lot sizes; we feel the lot reduction would not
negatively impact its integrity or create a future precedence however would enhance what's already
there.
NOTE: There is currently a built up approach for a future driveway off of Constance on the west side of
the property done by the city years ago which would work perfectly for access to the new home.
NOTE: Pole building encroaching on proposed lot line as shown on the survey will be removed from
property upon approval of lot split.
We have a very good relationship with our neighbors all around us and they are in full support of us
doing a lot split going from 5 aces to 2-2.5 acre lots.
NOTE: Please see signed document provided.
Thank you for your time and consideration to review our application.
Todd and Cindy Christensen
08-05-2017
To our adjoining neighbors:
The property located at 643 Constance Blvd, Andover, MN. Owned by: Todd and Cindy Christensen
The Christensen's have applied to the City of Andover to split said property into to 2 parcels, going from
5 acres to 2-2.5 acre lots.
We feel the lot split would have a positive impact to the area.
Thank you for your support.
Name, Address and phone number
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THANK YOU AGAIN FOR YOUR SUPPORT, The Christensen's
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Date Created: August 08, 2017
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